In the H.R. 3936, Built in America Act, it was proposed to extend the 100% bonus depreciation until January 1, 2027.

Your proposed structure where the partner provides 2/3 of the capital and you split profits 50/50 could work, but you may want to refine it.

I've posted on this subject quite a few times, feel free to check out my previous posts but your objective as a real estate investors should be to avoid claims and what you are proposing offers no greater protection than owning the real estate in an LLC in the state where the property is located or where you reside. 

The key is to show the long-term benefit, including both the steady income and the future sale profits.If you put together a clear proposal showing the return on investment (cash flow + equity appreciation), it could be a compelling case to bring in a new partner to buy out the current one.

Here’s the kicker; you and sis have to convince the three of you that the places you want to acquire meet that model, and let dad critique your proposals.

We typically take out cash flow 1X per year close to the end of the year based on what is left in the operating account and our thoughts on proposed work to the property the following year.

Talk with your lender about this proposal...  1) Get a solid quote on the roof replacement and share it with your lender.    2) Put the funds in escrow with your bank for the sole purpose of replacing the roof.    3) Close on the property.    4) Install the roof.    5) Get reimbursed for roof expense out of escrow.Most banks are fine with something like this if they know their downside is covered.  

I go through all my parts obtaining private funding, getting contractors set up (meeting dozens of them to find the right ones), and I’m about to get my civil engineers plans for the addition as well to propose to the town the day after closing.

If you’d like advice on how to approach private lenders or need help structuring proposals, feel free to reach out!

I had also seen a year or so ago that the community wanted to put more restrictions and require a local contact, and limit on number of permits , but haven't seen anything more stringent since that proposal failed.If you can share your experience, I'd greatly appreciate it!